6120 Meadow Rose Ln · Charlotte, NC 28215

$125,000

2 bd · 2.0 ba · 846 sqft · Condo public records · 81 Days on market

Built 1985

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential with the 2 bedroom condo within walking distance to shopping and dining. A covered breezeway will take you to the third floor unit that features a spacious and open floorplan with great storage options. This unit is priced to sell, come take a look!

Key facts

• Open floor plan
• Beautiful balcony
• Ample cabinet space

Tags

• OPEN FLOOR PLAN
• BREAKFAST BAR
• STATE-OF-THE-ART KITCHEN
• AMPLE CABINET SPACE
• RECESSED LIGHTING
• BEAUTIFUL BALCONY

Property features AI

Finance

• HOA & community: HOA (mandatory) managed by CAMS

Exterior

• Parking: Parking space(s)
• Utilities: City water; Public sewer
• Home design: Residential condominium; Site-built construction; Three levels; Entry level: 3; Zoning: R17MF
• Construction: Aluminum and vinyl exterior; Slab foundation
• Exterior features: Balcony; Lawn maintenance provided

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access/space
• Laundry & utility: Utility room for laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $10 ($125/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.1% in Charlotte — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#26 in NC, #2,502 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Charlotte-Mecklenburg Schools (urban): math 42% / reading 46% proficiency, ranked #85 of 178 in NC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rocky River High School (math 31% / reading 35%, grade F, #438 of 535 statewide, top 82%, 1,643 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 565 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 11,969 units permitted in Mecklenburg County in 2024 (5,377 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mecklenburg County population projected at +53% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.76% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-21,151
• Equity at exit: $18,638

10-year hold

• IRR: -12.3%
• Equity multiple: 0.32×
• Total profit: $-23,792
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 28215

• Rents YoY: 1.8%
• Active inventory: 565
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$656
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$52
• HOA est. from 3 same-building comps: −$298
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $10

Break-even live

Break-even rent $1,382

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $81	-5% $46	+0% $10	+5% $-25	+10% $-60
Rent	-10% $-100	-5% $-45	+0% $10	+5% $66	+10% $121
Rate	-1.0pp $73	-0.5pp $42	base $10	+0.5pp $-22	+1.0pp $-55

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6158 Meadow Rose Ln Unit 1 Charlotte, NC	2.0	2.0	834	$1,200	$1.44	12d	1	0.02mi
6116 Meadow Rose Ln Charlotte, NC	1.0	1.0	956	$695	$0.73	25d	1	0.02mi
6116 Meadow Rose Ln Charlotte, NC	1.0	1.0	956	$725	$0.76	3d	1	0.02mi
6142 Meadow Rose Ln Charlotte, NC	2.0	2.0	941	$1,225	$1.30	25d	1	0.04mi
6133 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	25d	1	0.05mi
6133 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	15d	1	0.05mi
6164 Meadow Rose Ln Charlotte, NC	2.0	2.0	881	$1,250	$1.42	6d	1	0.05mi
6164 Meadow Rose Ln Charlotte, NC	2.0	2.0	881	$1,250	$1.42	25d	1	0.05mi
6156 Meadow Rose Ln Charlotte, NC	2.0	2.0	846	$1,250	$1.48	23d	1	0.06mi
6125 Meadow Rose Ln Charlotte, NC	2.0	2.0	918	$1,250	$1.36	23d	1	0.06mi
6158 Meadow Rose Ln Charlotte, NC	2.0	2.0	834	$1,250	$1.50	12d	1	0.06mi
7234 Rose Terrace Ct Unit 7242 Charlotte, NC	2.0	2.0	1000	$1,450	$1.45	25d	1	0.11mi
7264 Rose Terrace Ct Charlotte, NC	2.0	2.0	1000	$1,375	$1.38	6d	6	0.14mi
6017 Williams Rd Charlotte, NC	3.0	1.0–2.0	877	$1,567	$1.79	25d	1	0.20mi
4306 Tantilla Cir Charlotte, NC	2.0	1.0	777	$1,165	$1.50	25d	1	0.35mi
7000 Barrington Dr Unit 2500-03 Charlotte, NC	2.0	1.5	945	$1,410	$1.49	25d	1	0.51mi
7000 Barrington Dr Charlotte, NC	1.0–3.0	1.0–1.5	997	$1,290	$1.29	0d	5	0.55mi
7000 Barrington Dr Unit 2703-08 Charlotte, NC	2.0	1.5	945	$1,160	$1.23	6d	1	0.55mi
7000 Barrington Dr Unit 7101-05 Charlotte, NC	1.0	1.0	756	$980	$1.30	25d	1	0.55mi
7000 Barrington Dr Unit 2621-03 Charlotte, NC	1.0	1.0	756	$1,120	$1.48	25d	1	0.55mi
7000 Barrington Dr Unit 2500-10 Charlotte, NC	2.0	1.5	945	$1,410	$1.49	9d	1	0.55mi
7000 Barrington Dr Unit L2615-05 Charlotte, NC	1.0	1.0	756	$980	$1.30	16d	1	0.55mi
4540 Tantilla Cir Charlotte, NC	1.0–2.0	1.0–2.0	748	$1,350	$1.80	9d	4	0.55mi
7113 Village Green Dr Charlotte, NC	1.0–2.0	1.0	710	$1,175	$1.65	3d	8	0.59mi
4417 Sharon Chase Dr Unit A Charlotte, NC	2.0	2.0	929	$1,299	$1.40	17d	1	0.60mi
4908 Endolwood Rd Charlotte, NC	1.0–2.0	1.0–2.0	775	$1,405	$1.81	0d	26	0.64mi
4408 Sharon Chase Dr Charlotte, NC	1.0	1.0	992	$730	$0.74	17d	1	0.66mi
4617 Sharon Chase Dr Unit H Charlotte, NC	2.0	2.0	908	$1,395	$1.54	25d	1	0.72mi
6227 Windsor Gate Ln Charlotte, NC	2.0	2.0	1072	$1,600	$1.49	25d	1	0.73mi
4608 Sharon Chase Dr Unit C Charlotte, NC	3.0	2.0	1062	$1,700	$1.60	17d	1	0.74mi
6330 Windsor Gate Ln Charlotte, NC	2.0	1.5	924	$1,450	$1.57	25d	1	0.80mi
6332 Windsor Gate Ln Charlotte, NC	2.0	2.5	1100	$1,500	$1.36	19d	1	0.81mi
5625 Keyway Blvd Charlotte, NC	1.0–2.0	1.0–2.0	783	$1,360	$1.74	0d	15	0.85mi
1951 Milton Rd Charlotte, NC	1.0–2.0	1.0–1.5	682	$1,340	$1.96	3d	7	1.01mi
5100 Little Greenleaf Way Charlotte, NC	1.0–2.0	1.0–2.0	853	$1,199	$1.41	0d	1	1.05mi
6309 Montego Dr Charlotte, NC	1.0–3.0	1.0–2.0	952	$1,212	$1.27	4d	1	1.11mi
3932 Slagle Dr Charlotte, NC	3.0	2.0	1015	$1,800	$1.77	25d	1	1.14mi
4900 Spring Lake Dr Charlotte, NC	2.0	2.0	1053	$1,499	$1.42	13d	1	1.18mi
4811 Spring Lake Dr Unit E Charlotte, NC	2.0	2.0	1053	$1,500	$1.42	21d	1	1.19mi
4822 Spring Lake Dr Unit D Charlotte, NC	2.0	1.5	948	$1,450	$1.53	0d	1	1.19mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $125,000 Active 81 DOM
2. 2026-06-18
   days on market $125,000 Active 78 DOM
3. 2026-06-17
   days on market $125,000 Active 77 DOM
4. 2026-06-16
   days on market $125,000 Active 76 DOM
5. 2026-06-15
   days on market $125,000 Active 75 DOM
6. 2026-06-13
   days on market $125,000 Active 73 DOM
7. 2026-06-10
   days on market $125,000 Active 69 DOM
8. 2026-06-08
   days on market $125,000 Active 68 DOM
9. 2026-06-07
   days on market $125,000 Active 67 DOM
10. 2026-06-04
    days on market $125,000 Active 64 DOM
11. 2026-06-03
    days on market $125,000 Active 63 DOM
12. 2026-06-02
    days on market $125,000 Active 62 DOM
13. 2026-06-02
    days on market $125,000 Active 61 DOM
14. 2026-05-31
    days on market $125,000 Active 60 DOM
15. 2026-04-01
    listed $125,000 Active
16. 2026-03-26
    historical $1,295
17. 2026-01-08
    price $1,295
18. 2025-12-10
    price $1,345
19. 2025-11-26
    listed $1,395
20. 2025-10-17
    price $149,900
21. 2025-09-23
    price $161,000
22. 2025-09-18
    listed $164,000 Active
23. 2024-01-22
    soldstatus $145,000 Closed 267-char remark

    Show marketing remark (267 chars)

    Great potential with the 2 bedroom condo within walking distance to shopping and dining. A covered breezeway will take you to the third floor unit that features a spacious and open floorplan with great storage options. This unit is priced to sell, come take a look!

24. 2024-01-22
    soldstatus $145,000

    Show marketing remark (267 chars)

    Great potential with the 2 bedroom condo within walking distance to shopping and dining. A covered breezeway will take you to the third floor unit that features a spacious and open floorplan with great storage options. This unit is priced to sell, come take a look!

25. 2024-01-04
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Great potential with the 2 bedroom condo within walking distance to shopping and dining. A covered breezeway will take you to the third floor unit that features a spacious and open floorplan with great storage options. This unit is priced to sell, come take a look!

26. 2023-12-26
    listed $153,000 Active 267-char remark

    Show marketing remark (267 chars)

    Great potential with the 2 bedroom condo within walking distance to shopping and dining. A covered breezeway will take you to the third floor unit that features a spacious and open floorplan with great storage options. This unit is priced to sell, come take a look!

27. 2023-12-07
    soldstatus $131,000
28. 1995-05-31
    soldstatus $47,000
29. 1985-01-01
    soldstatus $48,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,038 · $86/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,747
• − Mortgage interest: −$7,002
• − Property taxes: −$1,038
• − Insurance: −$625
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − HOA: −$3,576
• − Depreciation: −$3,636
• Taxable loss: −$1,810
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $559/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charlotte-Mecklenburg Schools
• NCES district ID: 3702970
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $57,175
• Composite: 38.49/100
• National rank: #4183
• State rank: #85 of 178 in NC

Livability — Charlotte

• Score: 78/100
• State rank: #26
• US rank: #2502

Category grades

Amenities A+ Commute A+ Cost of living B Crime F Employment B- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte, NC
• County: Mecklenburg County · 1,167,319 people
• City population: 920,422
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 66,674
• Household income: $71,162
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1952.0

Population outlook (Mecklenburg County) Hauer SSP2

• Today (2025): 1,305,740 people
• By 2030: 1,442,752 · +10.5%
• By 2040: 1,722,441 · +31.9%
• By 2050: 1,999,450 · +53.1%
• By 2075: 2,642,495 · +102.4%
• By 2100: 3,106,755 · +137.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 50% Hispanic / Latino 23% White 21% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 19% French/Haitian/Cajun 2% Other Asian/Pacific 2%

Political lean MEDSL · Mecklenburg

• 2024 margin: Solid D (+32.9) · D 65.6% · R 32.7% · Other 1.6%
• 2008→2024 swing: +8.5pp toward D · 2008: 24.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+35.1 2016: D+29.9 2012: D+22.5 2008: D+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -201.15%
• Current HPI: 286.5413
• Rent YoY: ▲ 1.76%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+157.7% since first listed

15 events — show timeline

• 2026-04-01 Listed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-26 Rental Removed $1,295 TENANTTURNER2
• 2026-01-08 Price Changed $1,295 TENANTTURNER2
• 2025-12-10 Price Changed $1,345 TENANTTURNER2
• 2025-11-26 Listed for Rent $1,395 TENANTTURNER2
• 2025-10-17 Price Changed $149,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $161,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-18 Listed $164,000 CANOPYMLS as Distributed by MLS Grid
• 2024-01-22 Sold (Public Records) $145,000 Public Records
• 2024-01-22 Sold (MLS) $145,000 CANOPYMLS as Distributed by MLS Grid
• 2024-01-04 Pending — CANOPYMLS as Distributed by MLS Grid
• 2023-12-26 Listed $153,000 CANOPYMLS as Distributed by MLS Grid
• 2023-12-07 Sold (Public Records) $131,000 Public Records
• 1995-05-31 Sold (Public Records) $47,000 Public Records
• 1985-01-01 Sold (Public Records) $48,500 Public Records

Property tax history

+3.5%/yr

Latest (2023): $1,038 · +61.4% YoY. Source: county tax records.